Rental agreement contract for first property

[Tom R.]

I made an offer on a house today. I am almost certain my offer will be declined but since the house has been on the market for over 90 days in a region that most houses sell in less than a month I took a shot at a low ball offer. I fully believe that if my offer is declined the buyer will accept my second offer. The house is priced at $106k and I offered $90k. My max is $100k and I don't see the seller declining that.

My next step is drafting a rental agreement and looking for renters. I do plan to have a lawyer draft up an agreement but immediately after purchasing a house money is going to be tight. If I draft one on my own with the help of one of the many online sources of agreements can I later have a lawyer draft one and have the renter sign a new contract in the middle of their agreement?

Some of the things I would like to include. keeping in mind the property is in California.

I would rather not rent to smokers but If I must could I charge a smokers fee?

California legalized recreational marijuana use can I prohibit it use on the property?

I don't want to allow pets in the house but the property has a big fenced yard ideal for a dog. Can I charge an additional pet deposit and monthly pet fee?

one more question unrelated to the rental agreement.

The house has a washer and dryer hookup in the kitchen which is already small. There is a laundromat on the same block. Would the house be easier to rent if I installed a washer and dryer?